HomeMy WebLinkAboutMinutes Planning Commission - 11/11/20201201 Leopard Street
Corpus Christi, TX 78401
cctexas.com
City of Corpus Christi
Meeting Minutes
Planning Commission
5:30 PMVia WebEx. The live stream of the meeting can be viewed
online at the following address: www.cctexas.com/cctv.
Wednesday, November 11, 2020
Call to Order - Roll CallI.
Vice Chairman Dibble called the meeting to order and a quorum was
established with Chairman Baugh absent.
PUBLIC COMMENT: For the record, Andrew Dimas, Development Services,
informed the Commission that no written public comment forms were submitted
for any of the items on the agenda.
II.
Approval of Absences: NoneIII.
Approval of MinutesIV.
1.20-1349 Regular Meeting Minutes of October 28, 2020
A motion was made by Commissioner York to approve item "1". The motion
was seconded by Commissioner Schroeder and the motion passed.
Consent Public Hearing (Items A & B): Discussion and Possible ActionV.
Vice Chairman Dibble asked Staff to present the Consent Agenda, items V.A &
V.B. Mr. Dimas read the Consent Agenda items into the record. Staff
recommends approval for Variance item “3”, as stated in Staff’s report, along
with the accompanying new plat, item “2”, which satisfies all requirements of
the UDC; the Technical Review Committee recommends approval. New Plat
items "4, 5, 6, 7 & 8" satisfy all requirements of the UDC/State Law and the
Technical Review Committee recommends approval. Staff recommends
approval for Time Extension items "9, 10 & 11" as well as New Zoning item
“12” as stated in Staff’s report. After Staff’s presentation, Vice Chairman
Dibble opened the floor for Commissioner comments/questions. Commissioner
Schroeder asked a question for New Zoning item “12” regarding the alley (2nd
exit). Mr. Dimas confirmed the alley needs public improvement requirements
for the Fire Department which would be done at the platting phase. He also
confirmed the alley is a public right-of-way.
After Commissioner questions concluded, Vice Chairman Dibble opened the
public hearing. There being no public comment, the public hearing was
closed. A motion was made by Commissioner Miller to approve Staff’s
recommendation for items “2 through 12”. The motion was seconded by
Commissioner Salazar-Garza and the motion passed with no abstentions.
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November 11, 2020Planning Commission Meeting Minutes
PlatsA.
New Plat with Variance (Waiver)
2.20-1350 20PL1105
GATEWAY PARK, BLOCK 5, LOTS 15A AND 15B (REPLAT - 0.172
ACRES)
Located south of Padre Island Drive (358) between Nagle Street and
O'Connell Street.
3.20-1351 20PL1105
GATEWAY PARK, BLOCK 5, LOTS 15A AND 15B (REPLAT - 0.172
ACRES)
Located south of Padre Island Drive (358) between Nagle Street and
O'Connell Street.
Request for a Plat Waiver of Sidewalk Construction Requirement in
Section 8.1.4 and Section 8.2.2 of the UDC.
New Plats
4.20-1352 20PL1097
FLOUR BLUFF ESTATES NO. 2, BLOCK 11, LOT 2A (FINAL REPLAT -
.1722 ACRES)
Located east of Jane Street and south of Jester Street.
5.20-1353 19PL1094
NUECES RIVER IRRIGATION PARK ANNEX #1, BLOCK 2, LOT 1
(FINAL - 8.905 ACRES)
Located west of County Road 69 and north of Northwest Boulevard (FM
624).
6.20-1354 19PL1026 - CONDITIONAL
CALLICOATE ESTATES UNIT 5 (PRELIMINARY - 24.62 ACRES)
Located south of Leopard Street and east of Callicoate Road.
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November 11, 2020Planning Commission Meeting Minutes
7.20-1355 19PL1097 - CONDITIONAL
CALLICOATE ESTATES UNIT 5- PHASE I (FINAL - 12.33 ACRES)
Located south of Leopard Street and east of Callicoate Road.
8.20-1365 20PL1035
BRIDGES MILL VILLAGE FUTURE UNITS (PRELIMINARY - 23.85
ACRES)
Located north of Saratoga Boulevard and east of Kostoryz Road.
Time Extensions
9.20-1356 0816103-NP064 (16-20000008)
LEXINGTON CENTER UNIT 2 (PRELIMINARY - 32.798 ACRES)
Located east of Crosstown Expressway (SH 288) and north of Holly
Road.
10.20-1357 18PL1034
PADRE HARBOR (PRELIMINARY - 201.19 ACRES)
Located south of SH 361 and east of South Padre Island Drive (Park
Road 22).
11.20-1358 20PL1025
PARKDALE VILLAGE ANNEX "C" LOTS 3A, 3B & 3C (REPLAT -
3.2400 ACRES)
Located west of South Staples Street and south of Gollihar Road.
New ZoningB.
12.20-1359 Public Hearing - Rezoning Property at or near 14805, 14809, 14813,
and 14817 Windward Drive
Ocean Harbor II, LLC: Ordinance rezoning property at or near 14805,
14809, 14813, and 14817 Windward Drive (located along the west side
of Windward Drive, south of St. Bartholomew’s Drive, and north of Robla
Drive) from the “RM-AT/IO” Multifamily AT District with the Island Overlay
to the “RM-AT/IO/PUD” Multifamily AT District with an Island Overlay and
a Planned Unit Development.
Page 3City of Corpus Christi Printed on 12/10/2020
November 11, 2020Planning Commission Meeting Minutes
Public Hearing (Items C & D): Discussion and Possible ActionVI.
New ZoningC.
13.20-1360 Public Hearing - Rezoning Property at or near 1902 Rand Morgan
Road
Mary Hutchins Triestman Partnership: Ordinance rezoning property
at or near 1902 Rand Morgan Road (located along the east side of Rand
Morgan Road, south of Leopard Street, and north of McNorton Road)
from the “FR” Farm Rural District and the "RS-6" Single Family 6 District
to the “CN-1” Neighborhood Commercial District and the “RS-4.5/PUD”
Single-Family 4.5 District with a Planned Unit Development.
Mr. Dimas read item “13” into the record as shown above. The purpose of the
rezoning request is to allow for commercial properties and a single-family
residential subdivision. For location purposes, he presented several aerial
views of the subject property along with the Existing and Future Land Use
maps. To the south is a developing single-family residential subdivision
recently zoned “RS-4.5” Single-Family 4.5 District in 2019. To the east is a large
industrial area zoned “IH” Heavy Industrial District. The industrial area consists
of the former Celanese Technical Center and the STX Beef processing plant
and slaughterhouse.
Mr. Dimas went over the history of zoning patterns and UDC requirements for
the rezoning (buffer yard/setbacks). A 230’ wide buffer area was established
during a previous rezoning case in 2016 to the adjacent industrial areas. This
proposed PUD is requesting relief from the required UDC zoning district buffer
yard of 50-feet and 50-points, minimum lot width and a traditional cul-de-sac
design (one “hammerhead”). He also went over available municipal facilities.
He informed the Commission that of the 70 public notices that were mailed,
zero notices were returned in opposition of the change of zoning request and
zero notices were returned in favor. Based on Staff's analysis, Staff
recommends approval of the change of zoning from the “FR” Farm Rural
District and the “RS-6” Single-Family 6 District to the “CN-1” Neighborhood
Commercial District and “RS-4.5/PUD” Single-Family District and a Planned
Unit Development with the following conditions:
1. Planned Unit Development Guidelines and Master Site Plan: The Owners
shall develop the Property in accordance with The Royal Oak Future Units
Planned Unit Development (PUD) Guidelines.
2. Buffer Yard: The lots identified as Lots 1-35, Block 10 must have a buffer yard
consisting of a minimum 20-foot rear yard setback, must have two trees per lot
with a minimum of a 2.5 inch caliper, and a 7-foot solid wooden screening
fence along the property line shared with the “IH” Heavy Industrial District. The
lot identified as Lot 6, Block 1 must have a buffer yard consisting of a minimum
10-foot side yard setback, must have two trees with a minimum of a 2.5 inch
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November 11, 2020Planning Commission Meeting Minutes
caliper, and a 7-foot solid wooden screening fence along the property line
shared with the “IH” Heavy Industrial District.
3. Other Requirements: The conditions listed herein do not preclude
compliance with other applicable UDC and Building and Fire Code
Requirements.
4. Time Limit: An approved development plan shall expire 24 months after the
date that the development plan was approved, unless a complete building
permit application has been submitted or, if no building permit is required, a
certificate of occupancy has been issued.
After Staff’s presentation, Vice Chairman Dibble opened the floor for
Commissioner comments/questions. Discussion took place regarding the
increase in density next to the large tract, the adjacent heavy industrial
facilities and potentially subjecting the additional residential homes to hazards
such as noise, smoke, vibration, dust, and odors. Mr. Dimas informed the
Commission that within the last three years, 341 separate violations for Air
Quality have been filed with the Texas Commission on Environmental Quality
(TCEQ). The developer will need to disclose this information to potential
buyers. This is the main hazard in the area and the odor from STX Beef
processing plant can impact properties on the other side of Rand Morgan
Road. After discussion concluded, Vice Chairman Dibble opened the public
hearing.
The developer for the subject property, Moses Mostaghasi, addressed the
Commission on behalf of his case. He addressed the issue of air quality and
stated he does inform buyers about the odors produced by STX Beef. He said
the odd, intermittent odor is produced by the dead cows but does not see the
odor as harmful. He mentioned the proposed commercial rezoning will be the
only commercial node south of the intersection of Rand Morgan Road and
Leopard Street and will help allow more convenient access to residents in the
area. He felt that this area is surrounded by residential homes and developing
this property as residential is ideal and consistent.
Commissioner Salazar-Garza asked for further detail from Mr. Mostaghasi
regarding the disclosure of air quality issues. Mr. Mostaghasi stated this area is
known for the smell as it has been ongoing for many years; most people in the
area are already aware of the odor. He confirmed once more that he informs
potential buyers but has not had anyone come back to him with complaints.
Commissioner Salazar-Garza stated she knows several individuals who live in
the area. They have expressed to her that if they had known the smell was
going to be as bad is it is, they would not have chosen to live there. She said
the smell can be very bad on certain days and reiterated that people must be
made aware of this issue before purchasing a home. Mr. Mostaghasi said the
current owner has made improvements to help alleviate this issue n the past
year.
Further discussion took place regarding buffer yards and the reasoning behind
opting for a hammerhead cul-de-sac design. There being no further public
comment, the public hearing was closed. A motion was made by
Commissioner York to approve Staff’s recommendation as presented.
Commissioner Mandel seconded and the motion passed with no abstentions.
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November 11, 2020Planning Commission Meeting Minutes
Comprehensive PlanD.
14.20-1361 Public Hearing on the draft Northwest Boulevard (FM 624) Corridor Plan,
an element of the City of Corpus Christi Comprehensive Plan. The nearly
three-mile study area comprises a 500-foot buffer to the north and south
of Northwest Boulevard from Interstate 69 to Wright Moravek Road
(County Road 73). The draft plan includes amendments to the Future
Land Use Map and the Strategic Plan for Active Mobility, Phase 1:
Bicycle Mobility in Mobility CC.
Staff informed the Commission that Comprehensive Plan item “13” will be
postponed to a future Planning Commission Meeting in January 2021.
BriefingVII.
15.20-1312 Unified Development Code Text Amendments
Yvette Dodd-Wallace, Development Services, presented item "15" for the
record. She informed the Commission that the 2020 Code Cycle went from
January to June and 60 proposed amendments were submitted. The
Development Services Technical Advisory Group discussed 53 of those
submissions from March to September and determined that 42 submissions
required a UDC amendment and five did not. The amendments were grouped
into three categories: Editing/Clarifying, Beyond Editing/Clarifying and Policy
Change.
Twelve amendments were categorized as Editing/Clarifying which do not
require a change in current policy. These amendments would remove
conflicting language between the UDC and the Code of Ordinances, State or
Federal law, change language to ensure State Law and Standards are met
and combine sections to remove redundancy and stream line the Code. Four
amendments were categorized as Beyond Editing/Clarifying which would
change the intent of the Code without a change in policy. These amendments
include consolidating uses, promoting rehabilitation and revising/clarifying
definitions. Twenty-six amendments were categorized as a Policy Change.
These amendments include administrative exemptions, promote public safety,
reduce lot sizes, reduce side yard setbacks for accessory dwelling units and
promote responsible development/redevelopment.
Ms. Dodd-Wallace informed the Commission that in 2021, Development
Services will work with internal and external stakeholders to move forward
with discussion/consideration for the following amendments: Park and
Community Enrichment fees, traffic signal placement, restructuring zoning
districts, landscaping, streets, wastewater exemption and signs. She continued
the presentation with the next steps to be taken which includes another
briefing to the Zoning Board of Adjustment and stakeholder engagements this
month and in December. Staff is scheduling the public hearing for this item on
December 9, 2020 for Planning Commission consideration with a public
hearing/first reading on January 12, 2020 for City Council. Current amendments
are posted for public comment at www.cctexas.com/UDC. No action was taken
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November 11, 2020Planning Commission Meeting Minutes
on this item.
Director's ReportVIII.
Nina Nixon-Mendez, Assistant Director of Development Services, informed the
Commission that the monthly Development Services Task Force meeting is
tomorrow at 9 a.m. and it will be broadcast on CCTV and YouTube. The
meeting will have presentations on the Street Maintenance Program and Bond
Packet implementation. Staff can provide the link to view the meeting to any
Commissioners interested. She also informed the Commission on the Historical
Preservation Plan update which will take place on November 19, 2020 at 6:00
p.m. The meeting will be broadcast on CCTV/Facebook and the City's cable
access channel and the presentation will be given by consultants, McDoux
Preservation, with a question and answers segment to follow. Ms.
Nixon-Mendez said the Plan is overdue for an update which last took place in
1992. The project aims to identify historic places/spaces and other types of
important, cultural heritage worth protecting for future generations. The Plan
will also recommend ways in which historical preservation can be used as a
resource for property owners to support economic development, tourism,
improve property values and downtown revitalization. Staff looks forward to
community input and participation as this will be the first of three outreach
meetings during a year long process. More information can be found at
www.cctexas.com/HPP which has an option to sign up for email notifications.
Items to be ScheduledIX.
Staff informed the Commission there is a possibility of scheduling a special
called meeting the week before Christmas holiday.
Adjournment of Planning Commission MeetingX.
With no further business to discuss, Vice Chairman adjourned the meeting at
6:30 p.m.
Convene Beach Dune Committee Meeting (Planning Commission)XI.
Call to Order - Roll CallXII.
Vice Chairman Dibble called the meeting to order and a quorum was
established with Chairman Baugh absent.
PUBLIC COMMENT: The public is invited to speak on any agenda item and any
other items that pertain to the Beach Dune Committee (See previous instructions
on page 1, Item II)
XIII.
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Beachfront Construction Certificate (THIS ITEM HAS BEEN PULLED)E.
20-136216.Public Hearing - Beachfront Construction Certificate for the
Property at or near 106 Beachview Estates Road
Case No. BCC 20BD1002 - Emmons Investments, LLC: A request
for a Beachfront Construction Certificate to consider a dune walkover on
the property described as 106 Beachview Estates Road and described
as Lot 16, Block 1, Bass Subdivision, located along the eastside of State
Highway 361, and west of the Gulf of Mexico.
Mr. Dimas informed the Commission that this item has been rescheduled for
the December 9, 2020 regular Planning Commission meeting. Staff is awaiting
comments from the General Land Office which should be received in time for
that meeting. A second round of public notices will be mailed for that meeting
as well. Public notices have already been submitted to the Department from
the first mail out as well as public comment input forms. These notices/forms
will be reserved and read into the record at the next meeting.
Adjournment of Beach Dune Committee MeetingXIV.
With no further business to discuss, Vice Chairman adjourned the meeting at
6:35 p.m.
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